Rent increases are one of the most common disputes between tenants and landlords, and the rules have changed significantly in England in 2026. Whether you rent or let property, you need two things: the legal procedure (how and when an increase can be made) and the limit (how much it can be). This guide covers England, Scotland and Wales, then US rent caps, with worked examples. Our rent increase calculator handles the Turkish CPI-based limit if you rent in Türkiye.
General information only, not legal advice. Check GOV.UK, Shelter, your state housing agency or a lawyer for your specific tenancy.
How to calculate a rent increase
The maths is the same everywhere:
- Increase percentage = (new rent − old rent) ÷ old rent × 100
- New rent after an X% increase = old rent × (1 + X/100)
Examples:
- £1,200 to £1,260: 60 ÷ 1,200 = 5%.
- $1,800 with a 9.5% cap: 1,800 × 1.095 = $1,971 maximum.
- $3,000 with an 8.8% cap: 3,000 × 1.088 = $3,264 maximum.
Watch out for compounding: two 5% rises in a row are 10.25%, not 10% (1.05 × 1.05 = 1.1025). Our percentage formulas guide explains this in more detail.
England: rent increases under the Renters’ Rights Act
The Renters’ Rights Act 2025 changed private renting in England from 1 May 2026. Most private tenancies are now assured periodic tenancies with no fixed term, and the rent-increase process is standardised:
- Section 13 only. Rent can be increased only by serving a section 13 notice (Form 4 on GOV.UK, or a letter with the same information). Rent review clauses in tenancy agreements no longer have effect.
- Once a year. Rent can go up at most once every 12 months, and not during the first year of the tenancy.
- Two months’ notice. The landlord must give at least two months’ notice before the new rent starts.
- Market rent. The increase should bring the rent in line with what the property would let for on the open market. There is no fixed percentage cap.
- Right to challenge. A tenant who thinks the increase is above market rent can apply to the First-tier Tribunal (Property Chamber) before the new rent takes effect. The tribunal can confirm or lower the rent but cannot raise it above the landlord’s proposal, and the increase is not backdated while the case is decided.
A tenant can also simply agree a new rent with the landlord in writing.
Example
A tenant pays £1,350 a month in Manchester. In June 2026, the landlord serves a section 13 notice proposing £1,450 from 1 September 2026, more than two months later. That is a 7.4% rise (100 ÷ 1,350). If comparable flats in the area let for around £1,400, the tenant could apply to the tribunal, which might set the rent at £1,400 (a 3.7% rise).
Scotland and Wales
- Scotland: private residential tenancies can have the rent increased once every 12 months with at least three months’ notice on the prescribed form. Tenants can ask a rent officer to review an increase. New Scottish legislation allows rent control areas to be introduced, so check the latest local rules.
- Wales: under the Renting Homes (Wales) Act 2016, rent for periodic standard contracts can be increased once a year with at least two months’ notice using the prescribed form.
- Northern Ireland: under the Private Tenancies Act (Northern Ireland) 2022, rent can be increased only once in a 12-month period; check nidirect for the current notice rules.
United States: it depends on where you live
Most US states have no rent control at all, and some (such as Texas and Florida) prohibit cities from introducing it. In those places a landlord can raise rent by any amount at renewal, as long as they give the notice required by state law (often 30 to 60 days) and do not discriminate or retaliate.
A few states and many cities do limit increases:
| Area | Rule | 2026 figure |
|---|---|---|
| California (AB 1482, statewide) | 5% + regional CPI, max 10% per year; most buildings over 15 years old | 8.8% in San Francisco and Marin for 1 Aug 2026 – 31 Jul 2027 (other regions differ) |
| Oregon (statewide) | 7% + CPI, max 10%; buildings over 15 years old | 9.5% for 2026 |
| New York City | Rent-stabilised units: Rent Guidelines Board sets lease renewal increases each year | Applies only to stabilised apartments |
| Washington, DC | Rent control for many older buildings, CPI-linked | Check the DC Rental Housing Commission |
Cities such as Los Angeles, San Francisco and Oakland have their own rent stabilisation ordinances that are stricter than AB 1482 for older buildings. Where both apply, the stricter rule wins. In California, the AB 1482 cap is recalculated each August using April CPI figures for the region.
Example: Oregon
A tenant in Portland pays $1,800 a month in a building built in 1995. The maximum increase for 2026 is 9.5%, so the most the landlord can charge after the increase is 1,800 × 1.095 = $1,971. Oregon also allows only one increase in any 12-month period and requires 90 days’ written notice.
Other countries in brief
- Türkiye: residential rent increases at renewal are limited to the 12-month average CPI (TÜFE). Our Turkey rent increase calculator uses the latest official figure.
- Germany: rent increases are limited by the Kappungsgrenze (20%, or 15% in tight markets, over three years) and the Mietpreisbremse for new lets.
- Ireland: Rent Pressure Zone rules limit increases to inflation or 2% a year, whichever is lower; check the Residential Tenancies Board for current coverage.
Tips for tenants and landlords
Tenants
- Check the notice: correct form, correct dates, enough notice.
- Compare similar properties on listing sites before deciding whether to challenge.
- Keep paying your current rent while a challenge is pending.
Landlords
- Diarise the anniversary of the last increase and serve notice early.
- Keep evidence of market rents for comparable properties.
- Moderate, regular increases are less likely to be challenged and reduce void periods.
Checklist
- Work out the percentage increase correctly.
- Confirm when the last increase took effect (once per 12 months in England, Wales, Scotland and Oregon).
- Check the notice period and the prescribed form.
- In the US, find out whether your state or city has rent control and whether your building is exempt.
- If you disagree, act before the new rent takes effect.